2110 Mays Landing Rd · Vineland, NJ 08332

$100,000

1 bd · 1.0 ba · — sqft · Manufactured · 12 Days on market

Built 2000 66 ac lot $600/mo HOA · 48% of rent

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Cash flow +3.5/30.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful well maintained 3br 2b like new Mobile home in Fairview Manor. This home is move-in condition. Large eat in kitchen with plenty of counter and cabinet space. You will not believe how much room this home has. Large 25X10 covered deck with vinyl railings. Sprinkler system and nicely landscaped. Nothing to do but move in your furniture. Buyers subject to park approval. Priced to sell. Easy to show.

Key facts

• 66.33 acre lot
• Built 2000
• Listed 11 days

Property features AI

Exterior

• Home design: House
• Construction: 1,664 total living area
• Exterior features: Quarter-acre lot

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $56k (43.6% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $56k (43.6% below list) — sets the bar for cash-flow.
• Cap rate 2.7% vs local median 4.5% in Vineland — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#363 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: employment D+, schools D, crime F.
• Vineland Public School District (urban): math 9% / reading 34% proficiency, ranked #418 of 472 in NJ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.9%/yr); 296 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 38 sale attempts since 20y ago; this cycle's ask is 72% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $56,390 (43.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 2.68%
• Cash-on-cash: -12.92%
• DSCR: 0.43
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -42.4%
• Equity multiple: -0.30×
• Total profit: $-36,334
• Equity at exit: $14,910

10-year hold

• IRR: -86.8%
• Equity multiple: -1.15×
• Total profit: $-60,092
• Equity at exit: $8,646

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08332

• Home prices YoY: -28.9%
• Rents YoY: 1.9%
• Active inventory: 296
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$600
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-301

Break-even live

Break-even rent $1,634

Max offer price $56,390

Occupancy floor —

Sensitivity live

Price	-10% $-232	-5% $-267	+0% $-301	+5% $-336	+10% $-370
Rent	-10% $-400	-5% $-351	+0% $-301	+5% $-252	+10% $-202
Rate	-1.0pp $-251	-0.5pp $-276	base $-301	+0.5pp $-327	+1.0pp $-354

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 13 events

1. 2026-06-21
   days on market $100,000 Active 12 DOM
2. 2026-06-19
   days on market $100,000 Active 10 DOM
3. 2026-06-18
   days on market $100,000 Active 9 DOM
4. 2026-06-17
   days on market $100,000 Active 8 DOM
5. 2026-06-16
   days on market $100,000 Active 7 DOM
6. 2026-06-15
   days on market $100,000 Active 6 DOM
7. 2026-06-14
   days on market $100,000 Active 4 DOM
8. 2026-06-13
   days on market $100,000 Active 3 DOM
9. 2026-06-10
   pricedays on marketlisting id $100,000 Active 1 DOM
10. 2026-06-09
    days on market $169,500 Active 5 DOM
11. 2026-06-08
    days on market $169,500 Active 4 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $169,500 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,033
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − HOA: −$7,200
• − Depreciation: −$2,909
• Taxable loss: −$5,083
• Est. tax savings @ 24.0%: +$1,220
• After-tax cash flow: $-2,397/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Vineland Public School District
• NCES district ID: 3416800
• Math proficiency: 9% ▼ -17.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $51,168
• Composite: 19.17/100
• National rank: #8819
• State rank: #418 of 472 in NJ

Livability — Vineland

• Score: 66/100
• State rank: #363
• US rank: #12180

Category grades

Amenities F Commute F Cost of living C Crime F Employment D+ Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vineland, NJ
• County: Cumberland County · 80,266 people
• City population: 45,038
• Metro: Vineland-Bridgeton, NJ
• Population (ZIP): 35,228
• Household income: $67,496
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1761.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 17% Black 15% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.45%
• Current HPI: 274.8011
• Rent YoY: ▲ 1.94%
• Metro: Vineland-Bridgeton, NJ
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

-67.9% since first listed

100 events — show timeline

• 2014-07-01 Listing Removed — SJSRMLS
• 2013-08-16 Listing Removed — SJSRMLS
• 2013-06-25 Sold (MLS) $25,000 SJSRMLS
• 2013-06-25 Sold (MLS) $25,000 BRIGHT MLS
• 2013-03-01 Listing Removed — SJSRMLS
• 2013-02-28 Listing Removed — BRIGHT MLS
• 2013-02-26 Listing Removed — SJSRMLS
• 2013-02-25 Listing Removed — BRIGHT MLS
• 2013-01-25 Listing Removed — SJSRMLS
• 2013-01-25 Listing Removed — BRIGHT MLS
• 2013-01-25 Listed $58,000 SJSRMLS
• 2013-01-16 Listed $29,900 SJSRMLS
• 2013-01-16 Listed $25,000 BRIGHT MLS
• 2012-10-09 Listed $58,000 SJSRMLS
• 2012-10-09 Listed $58,000 BRIGHT MLS
• 2012-07-01 Listing Removed — SJSRMLS
• 2012-06-20 Listed $69,900 SJSRMLS
• 2012-06-11 Listed $18,500 BRIGHT MLS
• 2012-06-11 Listed $18,500 SJSRMLS
• 2012-02-28 Listed $25,900 BRIGHT MLS
• 2012-02-28 Listed $25,900 SJSRMLS
• 2012-01-30 Sold (MLS) $18,000 SJSRMLS
• 2012-01-30 Sold (MLS) $18,000 BRIGHT MLS
• 2012-01-23 Listing Removed — SJSRMLS
• 2012-01-16 Listed $22,000 SJSRMLS
• 2011-11-30 Listed $27,000 SJSRMLS
• 2011-11-30 Listed $18,000 BRIGHT MLS
• 2010-11-30 Listing Removed — BRIGHT MLS
• 2010-11-16 Sold (MLS) $12,000 SJSRMLS
• 2010-11-16 Sold (MLS) $12,000 BRIGHT MLS
• 2010-11-12 Listing Removed — SJSRMLS
• 2010-07-12 Listed $16,000 SJSRMLS
• 2010-07-12 Listed $16,000 BRIGHT MLS
• 2010-07-12 Listing Removed — BRIGHT MLS
• 2010-07-01 Sold (MLS) $7,000 BRIGHT MLS
• 2010-03-22 Listed $7,000 BRIGHT MLS
• 2010-03-15 Sold (MLS) $17,200 SJSRMLS
• 2010-03-15 Sold (MLS) $17,200 BRIGHT MLS
• 2010-03-12 Listing Removed — SJSRMLS
• 2010-02-22 Listed $18,000 SJSRMLS
• 2010-02-22 Listed $17,200 BRIGHT MLS
• 2009-12-04 Listed $39,900 BRIGHT MLS
• 2008-09-25 Sold (MLS) $32,000 SJSRMLS
• 2008-08-26 Listing Removed — SJSRMLS
• 2008-03-17 Listed $37,000 SJSRMLS
• 2008-02-20 Listing Removed — BRIGHT MLS
• 2008-01-26 Listing Removed — BRIGHT MLS
• 2007-12-15 Listing Removed — BRIGHT MLS
• 2007-11-15 Sold (MLS) $58,000 SJSRMLS
• 2007-11-01 Listing Removed — SJSRMLS
• 2007-08-29 Listed $86,700 BRIGHT MLS
• 2007-08-28 Sold (MLS) $90,000 SJSRMLS
• 2007-07-30 Listed $78,900 BRIGHT MLS
• 2007-07-05 Sold (MLS) $37,000 BRIGHT MLS
• 2007-07-05 Sold (MLS) $37,000 SJSRMLS
• 2007-06-27 Listing Removed — SJSRMLS
• 2007-06-04 Listing Removed — BRIGHT MLS
• 2007-06-04 Listing Removed — SJSRMLS
• 2007-05-21 Listed $95,000 SJSRMLS
• 2007-05-15 Listed $69,000 BRIGHT MLS
• 2007-04-30 Sold (MLS) $62,000 SJSRMLS
• 2007-04-30 Sold (MLS) $62,000 BRIGHT MLS
• 2007-03-09 Sold (MLS) $59,900 SJSRMLS
• 2007-03-07 Listing Removed — SJSRMLS
• 2007-03-07 Listing Removed — SJSRMLS
• 2007-03-04 Listing Removed — BRIGHT MLS
• 2007-02-24 Listed $62,000 SJSRMLS
• 2007-02-22 Listing Removed — BRIGHT MLS
• 2007-02-22 Listed $66,500 SJSRMLS
• 2007-02-22 Listed $62,000 BRIGHT MLS
• 2007-02-10 Listing Removed — BRIGHT MLS
• 2007-02-02 Listed $59,900 SJSRMLS
• 2007-01-27 Listed $37,000 BRIGHT MLS
• 2007-01-27 Listed $38,900 SJSRMLS
• 2007-01-16 Sold (MLS) $20,000 SJSRMLS
• 2006-12-22 Listing Removed — SJSRMLS
• 2006-12-15 Listed $24,000 SJSRMLS
• 2006-12-05 Sold (MLS) $57,000 SJSRMLS
• 2006-11-04 Listing Removed — SJSRMLS
• 2006-10-12 Sold (MLS) $83,000 SJSRMLS
• 2006-09-15 Listing Removed — SJSRMLS
• 2006-08-31 Sold (MLS) $77,000 SJSRMLS
• 2006-08-22 Listed $69,900 BRIGHT MLS
• 2006-08-14 Sold (MLS) $85,000 SJSRMLS
• 2006-08-10 Listing Removed — SJSRMLS
• 2006-07-25 Listing Removed — SJSRMLS
• 2006-07-10 Listed $72,500 BRIGHT MLS
• 2006-07-10 Sold (MLS) $62,000 SJSRMLS
• 2006-07-06 Listed $85,000 SJSRMLS
• 2006-06-28 Listed $84,000 SJSRMLS
• 2006-06-19 Listing Removed — SJSRMLS
• 2006-06-19 Listed $60,000 SJSRMLS
• 2006-05-31 Sold (MLS) $67,000 SJSRMLS
• 2006-05-12 Sold (MLS) $24,900 SJSRMLS
• 2006-05-06 Listing Removed — SJSRMLS
• 2006-05-05 Listing Removed — SJSRMLS
• 2006-05-05 Listed $72,500 SJSRMLS
• 2006-04-28 Sold (MLS) $66,500 SJSRMLS
• 2006-04-03 Listing Removed — SJSRMLS
• 2006-03-31 Listed $78,000 SJSRMLS